Would it not be much better to rub shoulders with those that can buy 1 to 10 million or up properties as opposed to chasing down ghetto dogs and the down trodden in these low end mid west markets  :)  As an example I got referred a nice 1031 buyer a few years ago exiting VEGAS at just the RIGHT TIME I sold them a 5 mil apartment in Portland they paid cash...

Vegas has bounced way back same with PHX.. but your not seeing it all across the board.

I get that but to me there are other things you can take calculated risks on.. this property is now right across the street from the Graton casino hotel built next door up zoned etc..

I had a blast walking into Cincy over the Roebling and hitting the casino and then across into Newport and over the Licking back to Covington. 

Or simply selling education which of course needs no licensure.. think the note school.I was at a AAPL convention in vegas this weekend and it was amazing when I walked through the vendor booths.. and I asked what states these folks lend in for rehab loans and most of them said all 50..

I'm still looking because historically this market has steadily appreciated and the Seattle area isn't as volatile as las vegas or cape coral ect.

@James Vega, redemption is complicated in Alabama.

If that doesn't work out, the addition of a new casino in the city has generated a great of development funds which have been directed to this neighborhood in the next couple of years should (at least in my opinion) allow the housing values to appreciate enough to keep up with inflation at the very least if I later decide that my future family's situation makes keeping the house unfeasible.

The third one got all the Casinos.

Being a investor in Las Vegas with every new rental opening I will have a 1 or 2 strippers or " dancers" apply.